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Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente
Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente — image 5
Grade C+villamid-range

Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.4M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €52,195/yr
Average Daily Rate: €410
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 72.9 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.8M
Brixfox Score: 53.2 / 100
Comparable Properties: 5
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.6M

+13.6% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€103,125
IS — Stamp duty (0.8%)€11,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,625
Total acquisition costs€136,000
Renovation (est. €55/m² × 295 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,225
(€8,850–€23,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.3%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 3
Bathrooms: 4
Building: 295 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: Not indicated
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private plotmultiple outdoor entertaining areasswimming pool

Score Breakdown

ROI
5.48
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.48
Payback Speed
0
STR Suitability
4

Description

The Algarve's Golden Triangle, encompassing Quinta do Lago, Vale do Lobo, and Almancil, is a highly desirable area of prime real estate. This region offers a wealth of luxury resorts, stunning beaches, hotels, restaurants, and villas, making it one of the most sought-after destinations in Southern Europe. With its clos

Location

📍 37.1070°N, 8.0403°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Waratah Properties →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Waratah Properties
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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3-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Poço da amoreira, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-89028 Source verified · Waratah Properties · listed 1 Jul 2026
Asking price · Freehold
$1,494,565
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
295 m²
True net yield
1.4%
≈ $3,759/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~73 yrs from rent
Brixfox Score 53 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Not indicated
Condition: good
View: countryside

Description

The Algarve's Golden Triangle, encompassing Quinta do Lago, Vale do Lobo, and Almancil, is a highly desirable area of prime real estate. This region offers a wealth of luxury resorts, stunning beaches, hotels, restaurants, and villas, making it one of the most sought-after destinations in Southern Europe. With its clos

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

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Nightly Rate (ADR)
$574/night
50% ($264)Brixfox estimate($574/night)200% ($1057)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Indicative
Yearly income
$35,162
Likely range $21,097 – $49,226
Airbnb data$574/night · 35% occupancy
Rental income
$574/night · 35% occ.
$67,618
Running costs (20%)
Utilities, cleaning, maintenance
-$13,524
Income tax (10%)
Indonesian rental income tax
-$18,933
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$35,162

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.4%

on all-in cost of $1,661,332

Scenario
Pre-tax
After-tax
Owner-managed
2.7%
2.4%
Fully-managed
1.7%
1.4%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.1%

Annual Revenue

$67,618

Income Tax / yr

$5,916

Payback

73 yrs

True All-In Cost
Asking price$1,494,565
IMT — transfer tax (non-resident 7.5%)$112,092
Stamp duty (0.8%)$11,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,661,332

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$6.9M$5.2M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
Capital appreciation
Property value growing at +4%/yr based on Loulé/Vilamoura market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$172K
Total Position
$1.8M
+34%
6.1%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$371K
Total Position
$2.4M
+75%
5.8%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$869K
Total Position
$3.9M
+182%
5.3%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$1.5M
Total Position
$6.0M
+336%
5.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$528 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $528 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.9%
$3,668/mo
40% occ.
3.9%
$4,891/mo
35% occ.
3.4%
$4,260/mo
current
45% occ.
4.4%
$5,483/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.